32 Daniels Ave · Elgin, IL 60120

$215,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily · 27 Days on market

Built 1890 $160/sqft · 10% below area Est $239k · 10% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.6/30.0
• ARV discount +12.1/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Home is located near Gail Borden Library and the new elementary school. Rear yard has brick pavers. Basement has sitting room, study room and astorage closet. kitchen cabinets are newer backsplach is newer, main floor bedroom and two bedrooms on second floor.

Key facts

• Newer backsplash
• Basement study room
• Parking

Tags

• REAR YARD BRICK PAVERS
• BASEMENT SITTING ROOM
• BASEMENT STUDY ROOM
• BASEMENT STORAGE CLOSET
• NEWER KITCHEN CABINETS
• NEWER BACKSPLASH

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Off-street parking for one vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story; Fee simple ownership; Commuter bus nearby
• Construction: Built over 100 years ago; Aluminum siding; Asphalt roof
• Exterior features: Less than 0.25 acre lot; Lot dimensions: 2,848

Interior

• Kitchen: Kitchen with eating area/table space; Range; Refrigerator
• Bedrooms: Three bedrooms total (Master on the second floor; two bedrooms on the main level)
• Flooring: Carpet in living room, dining room, bedrooms, and family room; Vinyl flooring in kitchen, enclosed porch, and laundry room
• Bathrooms: Two full bathrooms (one located in the basement)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Finished full basement; Office in the basement; Enclosed porch on the main level; Separate dining room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (1.5% below list).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.4% in Elgin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#47 in IL, #975 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, schools D-.
• SD U-46 (suburban): math 19% / reading 20% proficiency, ranked #386 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.4%/yr); 45 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $239,394
• List price: $215,000
• Delta: -10.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
643 Wing St	0.42mi	3/1.0	1,350 (+1%)	1mo	$279,000	$207	74
559 N Grove Ave	0.06mi	3/1.5	1,192 (-11%)	7mo	$170,000	$143	71
431 N Crystal St	0.46mi	3/1.0	1,399 (+4%)	4mo	$242,000	$173	64
510 Mcclure Ave	0.54mi	4/1.5 (+1)	1,357 (+1%)	8mo	$205,000	$151	59
453 Center St	0.39mi	3/1.5	1,500 (+12%)	4mo	$229,000	$153	57
253 Mcclure Ave	0.74mi	4/3.0 (+1)	1,320 (-2%)	1mo	$260,000	$197	53
409 Algona Ave	0.66mi	4/2.0 (+1)	1,420 (+6%)	2mo	$400,000	$282	52
939 Prospect St	0.64mi	4/1.0 (+1)	1,300 (-3%)	6mo	$300,000	$231	52
356 Franklin Blvd	0.66mi	3/1.0	1,395 (+4%)	9mo	$259,000	$186	51
209 Ann St	0.42mi	3/1.0	1,166 (-13%)	12mo	$263,000	$226	45
925 Prospect St	0.62mi	3/2.0	1,471 (+10%)	13mo	$251,000	$171	44
328 Silver St	0.60mi	3/1.5	1,170 (-13%)	10mo	$300,000	$256	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.50×
• Total profit: $-30,283
• Equity at exit: $32,057

10-year hold

• IRR: -11.7%
• Equity multiple: 0.40×
• Total profit: $-36,375
• Equity at exit: $18,589

Cash invested: $60,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60120

• Rents YoY: -2.4%
• Active inventory: 45
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $168

Break-even live

Break-even rent $1,905

Max offer price $215,000

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Prospect Blvd Unit 2 Elgin, IL	2.0	1.0	900	$1,525	$1.69	5d	1	0.46mi
52 N Crystal St Elgin, IL	2.0	1.0	1200	$1,895	$1.58	25d	1	0.75mi
50 S Grove Ave Elgin, IL	1.0–3.0	1.0–2.0	1563	$3,100	$1.98	44d	3	0.85mi
719 W Highland Ave Elgin, IL	2.0	2.0	900	$1,485	$1.65	1d	1	0.86mi
544 N Aldine St Elgin, IL	3.0	2.5	1609	$2,291	$1.42	44d	1	0.98mi
6 Tivoli Pl Elgin, IL	1.0–2.0	1.0	837	$1,800	$2.15	1d	1	1.03mi
371 Fulton St Unit 2 Elgin, IL	3.0	1.0	1600	$2,750	$1.72	44d	1	1.04mi
162 Festival Ct Elgin, IL	2.0	2.5	1875	$2,700	$1.44	44d	1	1.09mi
1269 Getzelman Dr Apt 1E Elgin, IL	2.0	1.0	900	$1,450	$1.61	44d	1	1.12mi
202 Perry St Unit 1 Elgin, IL	3.0	1.5	1100	$2,000	$1.82	44d	1	1.17mi
261 Orchard St Elgin, IL	2.0	1.0	1200	$2,750	$2.29	44d	1	1.29mi

Listing history 11 events

1. 2026-06-07
   status $215,000 Pending 27 DOM
2. 2026-06-04
   days on market $215,000 Active 27 DOM
3. 2026-06-03
   days on market $215,000 Active 26 DOM
4. 2026-06-02
   days on market $215,000 Active 25 DOM
5. 2026-06-01
   days on market $215,000 Active 24 DOM
6. 2026-05-31
   days on market $215,000 Active 23 DOM
7. 2026-05-13
   status Temporarily No Showings 259-char remark
8. 2026-05-02
   status Pending 259-char remark
9. 2026-04-26
   listed $215,000 Active 259-char remark
10. 2022-09-23
    historical
11. 2022-08-19
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,452 · $288/mo
• Projected year-2 tax: $4,166 · $347/mo
• Expected delta: +$714/yr (+$60/mo · 20.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,414
• − Mortgage interest: −$12,043
• − Property taxes: −$3,452
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$6,255
• Taxable loss: −$1,478
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $2,374/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: SD U-46
• NCES district ID: 1713710
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $69,757
• Composite: 19.39/100
• National rank: #8783
• State rank: #386 of 620 in IL

Livability — Elgin

• Score: 83/100
• State rank: #47
• US rank: #975

Category grades

Amenities A+ Commute A+ Cost of living A- Crime B Employment B+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, IL
• County: Cook County · 4,486,803 people
• City population: 124,091
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 51,225
• Household income: $82,449
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1349.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 60% White 26% Two or more races 24% Asian 4% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 52% Puerto Rican 3%
• Common ancestry: Romanian 4% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 39% English-only · Spanish 53% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.84%
• Current HPI: 244.8833
• Rent YoY: ▼ -2.40%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

6 events — show timeline

• 2026-06-05 Pending — MRED as Distributed by MLS Grid
• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-05-02 Pending — MRED as Distributed by MLS Grid
• 2026-04-26 Listed $215,000 MRED as Distributed by MLS Grid
• 2022-09-23 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-19 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $3,452 · +6.7% YoY. Source: county tax records.